The Mews at Grand Army Plaza (295 St Johns Place)
295 St Johns Place, Brooklyn, NY 11238
BBL 3011710007 · BIN 3029331
- Year built
- 1923
- Type
- Cooperative
- Units
- 54
- Floors
- 6
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Mews at Grand Army Plaza. The name comes from brokerage and listing records; it appears nowhere in city records would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
295 St Johns Place is a 150-foot-wide, six-story building one short block from the Grand Army Plaza oval, arranged around a planted courtyard that gives it its informal name. Most prewar co-ops around the plaza either face the oval directly, as the Plaza Street East buildings do, or sit on the landmarked side streets to the north. This one is on a side street, outside the district, a few minutes' walk from the plaza and the park.
The ownership record is clear. The building passed among private owners and realty companies from the late 1960s into the early 1980s. Rose Hill Associates acquired it in 1984 and deeded it to 295 St. John's Owners, Inc. in September 1986. A month later the corporation recorded financing with The Community Preservation Corporation, a nonprofit lender that specializes in rehabilitating multifamily housing in New York. DOF records a 1986 alteration, and the city certified about $760,000 of work under J-51, a city tax benefit for rehabilitation (explained under Building operations). Together these point to a substantial renovation at the time of conversion.
Forty years later, the building shows what a mature, fully sold cooperative looks like in the public record. ACRIS shows resales between unrelated buyers and sellers across all six floors from the start of the electronic share record in 2003, with no sponsor-entity sales in that period. The corporation has refinanced twice in the last decade. DOB filings show it running Local Law 11 façade cycles and replacing its heating plant.
Architecture and unit composition
The building is 150 feet across St Johns Place and 118 feet deep, on a lot that runs back to about 159 feet. The rear portion of the lot holds the courtyard. ACRIS apartment designations run from A through J on the floors, which fits a wide courtyard plan with several lines per floor. Listing records describe one- and two-bedroom apartments, with larger layouts in some lines.
The building averages about 1,590 gross square feet per apartment, a figure that includes corridors, lobby and service space. That average is high for a prewar Prospect Heights co-op. Apartment sizes here run larger than in most six-story buildings nearby, but they vary, and room count is the right way to compare lines.
Apartment renovation shows up regularly in DOB filings, mostly kitchens and baths, including a 2025 kitchen renovation that removed partitions between the foyer and a corridor. Interior-wall changes need board approval and, where structure or plumbing is involved, DOB filings.
Building operations
Heating plant. In 2020 the corporation replaced its boilers with gas-fired units, replaced the water heater and installed a chimney liner. In 2021 it removed an abandoned oil tank. That conversion from oil to gas is complete. Ask about any planned electrification.
Façade and roof. Local Law 11, the city's Façade Inspection Safety Program, requires periodic façade inspections of taller buildings, and DOB carries inspection filings for this one. Reports use three ratings: safe, "safe with a repair and maintenance program" (SWARMP, meaning conditions to fix within the cycle), and unsafe. This building's DOB façade-inspection filings show SWARMP in Cycles 6, 8 and 9 and safe in Cycle 7. The Cycle 9 report was updated in December 2025. DOB NOW shows sidewalk sheds filed in late 2025, a suspended scaffold in March 2026, a façade and roof repair permit in April 2026, and a pipe scaffold in June 2026. Exterior work is active in 2026. Ask the managing agent for the scope, the contract amount, how it is funded and whether an assessment is attached.
Underlying mortgage. The corporation financed through The Community Preservation Corporation in 1986 and again in 1999. It recorded a credit facility of about $1.1 million with a savings bank in 2015 and a $3.0 million mortgage with a savings bank in February 2020. Request the current balance, rate and maturity. Co-op mortgages are often written for ten years, so confirm when this one matures.
J-51 history. J-51 combines a tax exemption on added assessed value with an abatement, a credit of part of the certified cost against taxes. DOF records three grants on this lot, none active:
- 1972: A 12-year, 75 percent grant on a very small certified cost. Expired by 1981.
- 1987 (the conversion rehabilitation): A 90 percent abatement on about $761,900 of certified cost, with an exemption that phased out by the 2001 tax year. Abatement credits ended in the 2004 tax year.
- 2006: A 90 percent abatement on $21,800 of certified cost, credited at about $1,800 a year. Exhausted in the 2017 tax year.
Policy framework
- Pets: Permitted, per listing records.
- Subletting: After two years of ownership, with board approval, per listing records.
- Pied-à-terre: Permitted with board approval, per listing records.
- Flip tax: None, per listing records.
- Financing: 20 percent minimum down, per listing records.
- Guarantors, parents purchasing for children, gifted funds: All listed as allowed, per listing records dated October 2022.
- Trust/LLC purchases: Not documented. Confirm with the managing agent.
- Landmarks: None applies to this lot. Exterior alterations go through DOB, not LPC.
Recent sales
295 St Johns Place trades in the Grand Army Plaza prewar co-op market, priced per room. It competes with the Plaza Street East buildings on the oval and the elevator co-ops of the historic district a few blocks north. ACRIS shows steady resale activity to late 2025, with several apartments trading more than once since 2003. That is typical of a mature, fully sold cooperative. Through 2025 the building's range was set by larger, renovated upper-floor apartments facing the courtyard or the street, with ground-floor lines at the lower end. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Dec 29, 2025 | 1C | $1,400,000 |
| Oct 24, 2025 | 3G | $1,391,616.72 |
| Oct 3, 2025 | 1D | $1,500,000 |
| Oct 8, 2025 | 1A | $820,000 |
| Sep 19, 2025 | 2J | $1,781,000 |
| Aug 2, 2024 | 5G | $1,452,300 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01171-0007) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price.
At the recent median sale of $1.4M (5 transfers since 2024), a buyer putting 25% down would pay about $27,800 to close, or 2.0% of the price.
- Mansion tax: $14,000
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $13,800
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Mews at Grand Army Plaza. The name comes from brokerage and listing records; it appears nowhere in city records and its market
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What to know if you’re buying
Price the 2026 exterior work first. The building has façade and roof work permitted this year. Find out the contract amount, how it will be paid for, and whether an assessment has been announced or is expected. That is the most important open item here.
Get the 2020 mortgage terms. Balance, rate, maturity and whether the loan can be prepaid. Request three years of financials and the reserve balance too.
The policies work in a buyer's favor. Confirm them. Pets, pied-à-terre with approval, sublets after two years, guarantors, gifted funds and no flip tax make this one of the more flexible co-ops near the plaza. These terms come from listing records, not a plan or house rules on file, so confirm each in the purchase application.
The landmark boundary runs through this block. The Underhill Avenue row on this block is inside the historic district, and this lot is not. That affects the cost and timing of window and façade work, which is in this building's favor.
Expect a standard board package and interview. Financing is capped at 80 percent (20 percent minimum down), and a full financial package is required.
What to know if you’re selling
Lead with the courtyard and the plaza. Photograph the courtyard and the Art Deco lobby. The plaza, the park, the Central Library and the Brooklyn Museum are all within a short walk.
Put the capital answers in the listing package. Buyers' attorneys will ask about the 2026 façade and roof work and the 2020 mortgage. Answering early prevents delays before contract.
Market the flexible policies. No flip tax, pied-à-terre with approval, sublets after two years and guarantors are real advantages for a seller in this market. Confirm them with the managing agent and state them.
Comparable buildings
If you're considering The Mews at Grand Army Plaza, also evaluate:
- 44 Butler Place (Butler Plaza): a 1925 building on the same tax block, gut-renovated as condominiums in 1986–87. The same era under condo ownership
- 50 Plaza Street East: a 1925 prewar co-op on the plaza arc, a short walk west
- 20 Plaza Street East: a 1940 Art Deco co-op on the arc with a larger unit count
- 34 Plaza Street East: a mid-century co-op on the arc. The large-building alternative
- 1 Plaza Street West: Sugarman & Berger's 1927 tower across the plaza in Park Slope
- 230 Park Place: an Art Deco elevator co-op inside the historic district. The landmarked comparison
- 418 St Johns Place: a 1924 six-story courtyard co-op on the next St Johns Place block east, between Underhill and Washington
- 125 Eastern Parkway (The Theodore Roosevelt): a 1923 six-story co-op on the parkway, converted in 1985–86
More Prospect Heights buildings
- 700 Pacific Street (Newswalk) — 1927 condominium
- 856 Washington Avenue — 2017 condominium by Kutnicki Bernstein Architects
- Butler Plaza (44 Butler Place) — 1925 condominium
- The Abraham Lincoln (61 Eastern Parkway) — 1930 co-op
- The Theodore Roosevelt (125 Eastern Parkway) — 1923 co-op
- The Washington (35 Underhill Avenue) — 2005 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Prospect Heights.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Mews at Grand Army Plaza. The name comes from brokerage and listing records; it appears nowhere in city records?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.